Effingham County parcel 14-21-001-023
Is the assessment on 202 N Van Buren St Watson IL 62473 fair?
Assessed at $4,390 as residential lot, Watson Township. Below: how the homes near it that actually sold are assessed against what they sold for, and where this one sits among them. Two facts from the county's own record — not an opinion of value, which is what an appeal ultimately needs and what we will give you if you ask.
How the neighbourhood is assessed
33.7%
of what it sold for (middle half 26–41%); the statute says 33.33%
This parcel among them
0 of 24
sold homes within half a mile are assessed below it
Their assessed values
$34,685
median; $13,000 to $58,720. This parcel: $4,390
Your assessment is lower than most of the 24 homes near you that sold in the last 3 years. There is no case here.
The homes that sold near it
Arm's-length sales recorded with the county in the last 3 years, nearest first, with the assessed value the county carries for each today. Whether any of them is like this house — size, age, condition — is the question the record cannot answer and an appeal turns on.
| Parcel | Distance | Recorded | Price | Assessed | Ratio |
|---|---|---|---|---|---|
| 208 Sierra Av Watson IL 62473 | 0.1 mi | Mar 2024 | $90,000 | $37,220 | 41.4% |
| 100 Chaparral St Watson IL 62473 | 0.1 mi | Dec 2025 | $120,000 | $40,940 | 34.1% |
| 101 S Van Buren St Watson IL 62473 | 0.1 mi | Aug 2025 | $60,000 | $26,070 | 43.5% |
| 100 Cimarron St Watson IL 62473 | 0.1 mi | Jun 2024 | $69,900 | $35,090 | 50.2% |
| 102 S Van Buren St Watson IL 62473 | 0.2 mi | Oct 2025 | $158,000 | $44,270 | 28% |
| 300 Olive St Watson IL 62473 | 0.2 mi | Jul 2025 | $229,900 | $58,720 | 25.5% |
| 103 Cimarron St Watson IL 62473 | 0.2 mi | Jun 2024 | $110,000 | $51,250 | 46.6% |
| 107 Chaparral St Watson IL 62473 | 0.2 mi | Apr 2026 | $118,500 | $34,030 | 28.7% |
| 109 Cimarron St Watson IL 62473 | 0.2 mi | Sep 2024 | $124,000 | $40,880 | 33% |
| 201 S Van Buren St Watson IL 62473 | 0.2 mi | Oct 2024 | $77,000 | $33,540 | 43.6% |
| 312 Illini Dr Watson IL 62473 | 0.3 mi | Jul 2026 | $200,000 | $36,230 | 18.1% |
| 206 N Maple St Watson IL 62473 | 0.3 mi | Jul 2026 | $100,000 | $45,050 | 45.1% |
| 202 N Maple St Watson IL 62473 | 0.3 mi | Sep 2024 | $129,500 | $33,920 | 26.2% |
| 303 Vine St Watson IL 62473 | 0.3 mi | Mar 2024 | $90,500 | $34,280 | 37.9% |
| 305 W Main St Watson IL 62473 | 0.4 mi | Feb 2025 | $53,000 | $20,510 | 38.7% |
Prices from PTAX-203 transfer declarations; assessed values from the county assessor's current file (so a home reassessed after its sale shows today's figure against yesterday's price). Not MLS figures. Nothing here names an owner.
How an appeal actually works here
- Talk to the assessor first. Many differences are a record error — a garage that came down, a square footage that was never right — and get fixed with a phone call, no appeal needed.
- The county Board of Review. A written complaint in the window after the township's assessments are published each year; the office can tell you the dates for this township. Evidence: a recent appraisal, comparable sales, or comparable assessments (the equity argument — the table above is where that starts).
- Then the state. A Board of Review decision can go to the Illinois Property Tax Appeal Board within 30 days of the decision — its forms and rules are on ptab.illinois.gov.
Effingham County Supervisor of Assessments
(217) 342-6711 · Effingham County Office Building, 101 N Fourth St, Effingham, IL 62401
We publish no appeal deadline: the window is set by the township's publication date each year, and the office is the authority on it. Contact details PTAB county sheet (ptab.illinois.gov/counties/Effingham.pdf), read 2026-09-21.
Ask us to look at it properly
The table above is where an equity argument starts, not where it ends: a Board of Review wants an opinion of market value, and that means someone who has stood in the houses. We will look at 202 N Van Buren St Watson IL 62473 against what has sold and tell you honestly whether an appeal looks worth the trouble. No cost, no obligation.